Getting more bookings on VRBO
Rental Property Investor · Worcester, MA · Member since 2018 · 131 posts · 135 votes
Getting more bookings on VRBO
Most Popular Reply
Leander TX · Member since 2020 · 179 posts · 150 votes
3yWe're listed on Airbnb, VRBO and our own site. We have a 16 person cabin in the Smokies.
We launched on Airbnb in late 2021 and got onto VRBO 2022 Q1. Our personal site was up and running 2022 Q4.
Booking stats:
2022 - Airbnb 51%, VRBO 49%, our site 0%
2023 (current bookings) - Airbnb 56%, VRBO 33%, our site 11%
Personally I see a lot of value listing on both Airbnb and VRBO in the Smokies.
49 Replies
- Rental Property Investor · Columbus, OH · Member since 2014 · 148 posts · 177 votes3y
Quote from @Brandon Gale:
We went live about 3 months ago with our cabin in the Smoky Mountains and have been booking well on AirBnB, . But for some reason we haven't had a single booking on VRBO and not even a single inquiry until today. I just looked at our stats and we have 1,800 search impressions and 192 Property views yet no bookings.
Wondering if there's something I might be missing in my listing as I'm not as familiar with VRBO's platform. Let me know if you guys notice anything that could be holding us back.
Or does AirBnB just dominate the market in the Smokies?
Brandon, from your post it sounds like you're booking out pretty well. If so, why do you care which site you're booking on? Our place in Destin is booked out a solid with 80% on AirBNB, 10% direst listings and 10% VRBO. We're always checking the listing on both sites, but personally, I don't care where the bookings are coming from. I only care that the calendar is full and prices are high.
Am I missing something here?
- Rental Property Investor · Worcester, MA · Member since 2018 · 131 posts · 135 votes3y
Quote from @Joshua Myers:
Quote from @Brandon Gale:
We went live about 3 months ago with our cabin in the Smoky Mountains and have been booking well on AirBnB, . But for some reason we haven't had a single booking on VRBO and not even a single inquiry until today. I just looked at our stats and we have 1,800 search impressions and 192 Property views yet no bookings.
Wondering if there's something I might be missing in my listing as I'm not as familiar with VRBO's platform. Let me know if you guys notice anything that could be holding us back.
Or does AirBnB just dominate the market in the Smokies?
Brandon, from your post it sounds like you're booking out pretty well. If so, why do you care which site you're booking on? Our place in Destin is booked out a solid with 80% on AirBNB, 10% direst listings and 10% VRBO. We're always checking the listing on both sites, but personally, I don't care where the bookings are coming from. I only care that the calendar is full and prices are high.
Am I missing something here?
In my opinion its healthy to have a good split. I want to have traction on both sites for many reasons but the most important one for me is unpredictability of the sites and inconsistent rules. I have heard too many stories of hosts getting screwed over by AirBnB. It hasn't happened to me personally, but if it ever does I don't want to be stuck in a situation where they are my only option because I never gained traction on VRBO and never became a Premier Host.
- Realtor · Gatlinburg · Member since 2020 · 1k+ posts · 957 votes3y
Quote from @Brandon Gale:
Quote from @Joshua Myers:
Quote from @Brandon Gale:
We went live about 3 months ago with our cabin in the Smoky Mountains and have been booking well on AirBnB, . But for some reason we haven't had a single booking on VRBO and not even a single inquiry until today. I just looked at our stats and we have 1,800 search impressions and 192 Property views yet no bookings.
Wondering if there's something I might be missing in my listing as I'm not as familiar with VRBO's platform. Let me know if you guys notice anything that could be holding us back.
Or does AirBnB just dominate the market in the Smokies?
Brandon, from your post it sounds like you're booking out pretty well. If so, why do you care which site you're booking on? Our place in Destin is booked out a solid with 80% on AirBNB, 10% direst listings and 10% VRBO. We're always checking the listing on both sites, but personally, I don't care where the bookings are coming from. I only care that the calendar is full and prices are high.
Am I missing something here?
In my opinion its healthy to have a good split. I want to have traction on both sites for many reasons but the most important one for me is unpredictability of the sites and inconsistent rules. I have heard too many stories of hosts getting screwed over by AirBnB. It hasn't happened to me personally, but if it ever does I don't want to be stuck in a situation where they are my only option because I never gained traction on VRBO and never became a Premier Host.
As said by myself and a couple others, it’s difficult to obtain an even ratio between the two. If you book a lot on vrbo then Airbnb algorithm will throttle you back on searches, similar with vrbo. I wouldn’t focus too much on it. It’s a down year for the smokies this year in general, some are saying 20 percent decline in revenues is considered to be the expectation this year.
- Member since 2022 · 1k+ posts · 1k+ votes3y
Quote from @John Carbone:
For the market as a whole or per unit? If the former, are there specific reasons for this?
- Real Estate Agent · Oakland, CA · Member since 2021 · 30 posts · 15 votes3y
VRBO success is an enigma although having Instant Booking turned on is essential for traffic.
I believe VRBO gets more bookings in areas that traditionally had "vacation rentals" before Airbnb, when VRBO was one of few options for rentals.FYI know any inquiries asking if "dates are still available" are probably scams.
- Realtor · Gatlinburg · Member since 2020 · 1k+ posts · 957 votes3y
Quote from @Jon Martin:
Quote from @John Carbone:
For the market as a whole or per unit? If the former, are there specific reasons for this?
Not sure about the total market, but per unit that seems to be the norm this year.
- Member since 2011 · 92 posts · 40 votes3y
I’ve seen mostly VRBO - in some cases in depends on the market.
Here are a few thoughts to help get bookings:
- High-quality photos: Invest in professional photography or take well-lit, clear, and appealing photos of your property. Showcase the best features of your rental, including bedrooms, living areas, kitchen, bathrooms, and any outdoor spaces.
- Detailed description: Write a compelling and informative description of your property. Highlight the unique aspects, nearby attractions, and any amenities you offer. Use clear and concise language to make it easy for potential guests to understand.
- Competitive pricing: Research similar listings in your area to determine a competitive price point. You can adjust your rates according to season, local events, or demand to maximize your bookings.
- Regular updates: Keep your listing up-to-date with accurate availability and rates. Make sure to update your calendar regularly and respond promptly to booking inquiries.
- Quick response: Respond to messages and booking requests quickly to show potential guests that you are an attentive and responsible host. Good communication is essential in building trust and securing more bookings.
- Encourage reviews: Positive reviews from past guests can significantly influence potential guests' decisions. After each stay, encourage your guests to leave a review on your VRBO listing. Be proactive in addressing any issues or concerns to ensure a positive experience for your guests.
- Offer extra amenities: Provide additional amenities that will make your rental stand out from the competition, such as Wi-Fi, smart TVs, fully-equipped kitchens, and comfortable bedding. You can also consider offering extra services like airport transfers or local activity recommendations.
- Engage in promotions: Offer special deals, discounts, or promotions to attract more bookings. You can use VRBO's built-in promotional tools to create and manage these offers.
- Optimize your title: Use a catchy and informative title that highlights the unique features of your property. Include keywords that guests might search for, such as "oceanfront," "mountain view," or "near downtown."
- Get social: Promote your vacation rental on social media platforms like Facebook, Instagram, and Pinterest. Share high-quality photos, upcoming promotions, and any local events to attract potential guests.
- Network with local businesses: Collaborate with local businesses, such as restaurants, tour operators, and activity providers, to create special packages or promotions. This can help attract more guests and promote your rental to a broader audience.
- Realtor · Athens, GA · Member since 2023 · 201 posts · 104 votes3y
My only experience with VRBO was a couple years ago and the very first inquiry was a scam attempt. I shut it down and stayed with ABB since. I think if you are doing good with one or two other sites then you don't need to worry about this one. Replace it with booking.com and see what happens.
- Rental Property Investor · Worcester, MA · Member since 2018 · 131 posts · 135 votes3y
Quote from @John Carbone:
Quote from @Brandon Gale:
Quote from @Joshua Myers:
Quote from @Brandon Gale:
We went live about 3 months ago with our cabin in the Smoky Mountains and have been booking well on AirBnB, . But for some reason we haven't had a single booking on VRBO and not even a single inquiry until today. I just looked at our stats and we have 1,800 search impressions and 192 Property views yet no bookings.
Wondering if there's something I might be missing in my listing as I'm not as familiar with VRBO's platform. Let me know if you guys notice anything that could be holding us back.
Or does AirBnB just dominate the market in the Smokies?
Brandon, from your post it sounds like you're booking out pretty well. If so, why do you care which site you're booking on? Our place in Destin is booked out a solid with 80% on AirBNB, 10% direst listings and 10% VRBO. We're always checking the listing on both sites, but personally, I don't care where the bookings are coming from. I only care that the calendar is full and prices are high.
Am I missing something here?
In my opinion its healthy to have a good split. I want to have traction on both sites for many reasons but the most important one for me is unpredictability of the sites and inconsistent rules. I have heard too many stories of hosts getting screwed over by AirBnB. It hasn't happened to me personally, but if it ever does I don't want to be stuck in a situation where they are my only option because I never gained traction on VRBO and never became a Premier Host.
As said by myself and a couple others, it’s difficult to obtain an even ratio between the two. If you book a lot on vrbo then Airbnb algorithm will throttle you back on searches, similar with vrbo. I wouldn’t focus too much on it. It’s a down year for the smokies this year in general, some are saying 20 percent decline in revenues is considered to be the expectation this year.
Where are you seeing this? This is the first I've heard of a downturn in revenues that significant. I know many have been worried about "covid gains" disappearing, and I'm sure rates will come down for some with all the added competition in the area, but I haven't seen any numbers so far that show revenue is down substantially in the market
- Realtor · Gatlinburg · Member since 2020 · 1k+ posts · 957 votes3y
Quote from @Brandon Gale:
Quote from @John Carbone:
Quote from @Brandon Gale:
Quote from @Joshua Myers:
Quote from @Brandon Gale:
We went live about 3 months ago with our cabin in the Smoky Mountains and have been booking well on AirBnB, . But for some reason we haven't had a single booking on VRBO and not even a single inquiry until today. I just looked at our stats and we have 1,800 search impressions and 192 Property views yet no bookings.
Wondering if there's something I might be missing in my listing as I'm not as familiar with VRBO's platform. Let me know if you guys notice anything that could be holding us back.
Or does AirBnB just dominate the market in the Smokies?
Brandon, from your post it sounds like you're booking out pretty well. If so, why do you care which site you're booking on? Our place in Destin is booked out a solid with 80% on AirBNB, 10% direst listings and 10% VRBO. We're always checking the listing on both sites, but personally, I don't care where the bookings are coming from. I only care that the calendar is full and prices are high.
Am I missing something here?
In my opinion its healthy to have a good split. I want to have traction on both sites for many reasons but the most important one for me is unpredictability of the sites and inconsistent rules. I have heard too many stories of hosts getting screwed over by AirBnB. It hasn't happened to me personally, but if it ever does I don't want to be stuck in a situation where they are my only option because I never gained traction on VRBO and never became a Premier Host.
As said by myself and a couple others, it’s difficult to obtain an even ratio between the two. If you book a lot on vrbo then Airbnb algorithm will throttle you back on searches, similar with vrbo. I wouldn’t focus too much on it. It’s a down year for the smokies this year in general, some are saying 20 percent decline in revenues is considered to be the expectation this year.
Where are you seeing this? This is the first I've heard of a downturn in revenues that significant. I know many have been worried about "covid gains" disappearing, and I'm sure rates will come down for some with all the added competition in the area, but I haven't seen any numbers so far that show revenue is down substantially in the market
A few local realtors have told me that’s what they are hearing from property managers, and even another property manager told me specifically that is what they are seeing as well. Supply exceeds demand now.
- Rental Property Investor · Member since 2019 · 276 posts · 235 votes3y
I have yet to find a rhyme or reason to VRBO. I have one cabin that is 99% ABB and 1% VRBO. My cabin next door to that one is 70% VRBO, 30% ABB. The other three cabins are about 60% ABB and 40% VRBO. They are all the same size and on the same street. All in Pigeon Forge. I’ve learned not to play the game of stressing over it. My VRBO rep (though I’ve not figured out exactly what value she brings to me) told me I’d get more bookings if I filled out one part of one of my listings. It’s not filled out either on the cabin where I’m booked 70% with VRBO. It’s not even relevant to the listing. Haha.
And I agree with John. Revenues (not bookings) are down across all five of ours and booking lead times are much shorter. But we expected and planned for it. I’m having to work much harder to keep my revenues close to last years.I did a ABB search for last weekend on Weds night out of curiosity since spring rod run was in town. I was fully booked but there were over 500 properties still available. Supply truly exceeds demand. And more and more are being built. It’ll be interesting.
- Investor · Greenville, SC · Member since 2015 · 1k+ posts · 1k+ votes3y
Demand is definitely down. In town and got the first front row spot at walmart. Another identifier is the Local Goat. No matter what time of day that parking lot is jammed. It has not been full each time I have driven by it. No lines at the goat coasters either. So yea demand is down no question about it and there is my anecdotal evidence ;)
- Rental Property Investor · Member since 2019 · 276 posts · 235 votes3yHa! I was in Pigeon Forge yesterday. It was a ghost town. Kind of peaceful, actually. :) I’m sure summer will be great though. Just not summer 2020-2022. Good times for sure.
Quote from @Ken Boone:
Demand is definitely down. In town and got the first front row spot at walmart. Another identifier is the Local Goat. No matter what time of day that parking lot is jammed. It has not been full each time I have driven by it. No lines at the goat coasters either. So yea demand is down no question about it and there is my anecdotal evidence ;)
- 3yWilliam LokarBusiness MemberRealtor · Northeast TN and Central VA · Member since 2021 · 50 posts · 37 votes
I have two STR's in very different markets (Tri-Cities, TN and Cottonwood, AZ). Amazingly my Airbnb/VRBO ratio is identical for both at 83/14 (with 3% other). I use the same description and photos. I have been curious about this for a long time why folks see such drastically different booking ratios.
- 3yWilliam LokarBusiness MemberRealtor · Northeast TN and Central VA · Member since 2021 · 50 posts · 37 votes
Quote from @William Lokar:
I have two STR's in very different markets (Tri-Cities, TN and Cottonwood, AZ). Amazingly my Airbnb/VRBO ratio is identical for both at 83/14 (with 3% other). I use the same description and photos. I have been curious about this for a long time why folks see such drastically different booking ratios.
When I look at AirDNA data for both my areas 90+% of rentals are on AirBnB but only 40% on VRBO, whereas Pigeon Forge is 67% on AirBnB and 79% on VRBO. To some extent I think how property managers list their properties in a particular area may be driving consumer behavior in those areas. Make sure you are listed where your competition is!!
- Realtor · Gatlinburg · Member since 2020 · 1k+ posts · 957 votes3y
Quote from @Leora Merrell:
Ha! I was in Pigeon Forge yesterday. It was a ghost town. Kind of peaceful, actually. :) I’m sure summer will be great though. Just not summer 2020-2022. Good times for sure.Quote from @Ken Boone:
Demand is definitely down. In town and got the first front row spot at walmart. Another identifier is the Local Goat. No matter what time of day that parking lot is jammed. It has not been full each time I have driven by it. No lines at the goat coasters either. So yea demand is down no question about it and there is my anecdotal evidence ;)
I agree, I think the market is going to finally be a more seasonal market. A good goal to have will be to atleast cover expenses for the year from revenues during june, july, august, October, and thanksgiving and Christmas. I also looked at properties last Wednesday and there were brand new 900k cabins that couldn’t rent out for the weekend at $120 with a 3-4 bedroom in pigeon forge.
- Rental Property Investor · Boston, MA · Member since 2019 · 2k+ posts · 1k+ votes3y
@Brandon Gale keep going. It’ll change
- 3yRyan MoyerBusiness MemberProperty Manager · Orlando Kissimmee Davenport Salt Lake City, Park City · Member since 2019 · 991 posts · 1k+ votes
VRBO's website is just so all over the place, I'm not sure that half the time people have trouble with it, it isn't just because there's something wrong with the website and how it's pushing their listing.
For instance I have 8 properties in the same market. Practically the same neighborhood. 2 of them get bookings on VRBO regularly. The other 6 have never had a SINGLE booking on VRBO. Even when the 20% new listing discount was active, and prices were lower, no bookings. While 2 similar properties I have practically next door get 2-4 bookings every month on VRBO. With the same pricing strategies, same photographer, etc.
Cosmic Vacations4.9174 Reviews - Realtor · Gulf Shores, AL · Member since 2020 · 153 posts · 76 votes3y
Quote from @Brandon Gale:
We went live about 3 months ago with our cabin in the Smoky Mountains and have been booking well on AirBnB, . But for some reason we haven't had a single booking on VRBO and not even a single inquiry until today. I just looked at our stats and we have 1,800 search impressions and 192 Property views yet no bookings.
Wondering if there's something I might be missing in my listing as I'm not as familiar with VRBO's platform. Let me know if you guys notice anything that could be holding us back.
Or does AirBnB just dominate the market in the Smokies?
We have 5 listings and Airbnb absolutely dominates VRBO on all of them, not even close. Don't understand what the cause may be. Only thing i could think of is that airbnb gets significantly more traffic than vrbo...
- Investor · Greenville, SC · Member since 2015 · 1k+ posts · 1k+ votes3y
Quote from @Ryan Moyer:
VRBO's website is just so all over the place, I'm not sure that half the time people have trouble with it, it isn't just because there's something wrong with the website and how it's pushing their listing.
For instance I have 8 properties in the same market. Practically the same neighborhood. 2 of them get bookings on VRBO regularly. The other 6 have never had a SINGLE booking on VRBO. Even when the 20% new listing discount was active, and prices were lower, no bookings. While 2 similar properties I have practically next door get 2-4 bookings every month on VRBO. With the same pricing strategies, same photographer, etc.
Makes no sense whatsoever. So much for their algorithms
- 3yJerry CalhounPro MemberRental Property Investor · Pigeon Forge, TN · Member since 2011 · 44 posts · 23 votes
Quote from @John Underwood:
What size is your cabin?
I think smaller less expensive cabins do better on Airbnb.
We have a large 6 bedroom cabin and it does very well on Vrbo and very little bookings from Airbnb.
Our 7 bedroom is almost exclusively airbnb... only an occasional vrbo rental comes in. The same is true for our 5 bedroom cabin. When we first started back in 2012 flipkey reigned supreme for us, then after a year or two vrbo took over and now it's airbnb. We haven't done anything different on any of the platforms that would account for the changes.
- 3yJay ThomasPro MemberReal Estate Agent · Houston, TX · Member since 2021 · 1k+ posts · 715 votes
It is important to understand that different vacation rental platforms can have varying levels of popularity in different areas. While AirBnB may be more popular in some regions, VRBO may be more popular in others. It is also possible that your listing may need some adjustments in order to appeal to VRBO users.
- Investor · Thermopolis, WY · Member since 2012 · 4k+ posts · 4k+ votes3y
@Brandon Gale, I am far from the Smokies, but historically AIR BnB has been about 90% and VRBO about 10%. Funny thing, but VRBO has been increasing this year compared to AIR BnB. I have seen lots more commercials for them. I just listed a 4 bedroom on both sites last fall. It is the biggest STR I have rented to date and I have a 2 night minimum, and it has only booked on VRBO so far. That is pretty odd for this area. I feel like I need to make sure that the listing is still on AIR BnB, but it is. It seems like bigger longer stays book better on VRBO that my small 2 bedroom 800 square foot houses. I also do not allow pets on the new one. All my other houses are pet friendly.
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